Novato Housing Element

The overall goal of the 1990 Housing Element was to provide for a variety of housing opportunities through new construction and maintenance of existing housing for an economically and socially diverse population, while preserving the character of the community. Low and moderate income housing of all types (including mobile homes, mobile home and recreational vehicle parks) were to be given special consideration. This section summarizes and evaluates the implementing programs of the 1990 Housing Element. It focuses not only on “what happened” but also on what has been learned that could be applied in the current update to make the City’s Housing Element more effective in responding to local housing needs.

The table to the right summarizes the “quantified objectives” identified in the City’s 1990 Housing Element. At the end of this section is table with a program-by-program evaluation.

HO Table A1: Summary of 1990 Novato Housing Element Accomplishments and Quantified Objectives (1990-2002)
1990 Housing Element Program (Number and Title)		Very Low Income	Low Income	Moderate Income	Above Moderate Income	Total
1.1 Housing Rehabilitation Program		10	10	30	0	50
	Achievements	24	33	0	0	57
8.2 Mixed Use Development*		26	30	77	555	688
	Achievements	0	0	0	0	0
8.3 Land for Multiple-Family Housing		10	15	60	0	85
	Achievements	0	114	367	0	481
10.5 Accessory Dwelling Unit Construction		0	0	40	10	50
	Achievements	2	30	33	0	65
10.6 Live/Work Ordinance		0	0	5	35	40
	Achievements	0	0	0	0	0
11.1 Affordable Housing Ordinance*		126	211	509	0	846
	Achievements	0	0	0	0	0
11.5 Density Bonus*		10	20	0	0	30
	Achievements	0	0	0	0	0
11.7 Construction of Smaller Single Family Dwellings		0	0	5	15	20
	Achievements	0	0	66	110	176
11.8 Redevelopment Agency*		25	35	40	0	100
	Achievements	0	0	0	0	0
12.1 Additional Housing for Seniors		50	50	50	100	250
	Achievements	40	130	100	0	270
13.1 Accessible Units for the Physically Disabled		10	15	30	0	55
	Achievements	0	8	0	72	80
14.1 Incentives for Large Families		5	15	5	0	25
	Achievements	153	317	178	1,945	2,593
16.1 Homelessness Prevention in Novato		60	65	0	0	125
	Achievements	102	101	0	0	203
17.1 Site Designation for Homeless (Hamilton Service Center) and Transitional Housing		30	0	0	0	30
	Achievements	60	0	0	0	60
Total Quantified Objectives		362	466	851	715	2,394
	Achievements	381	733	744	2,127	3,985
Percent of Quantified Objectives Achieved		105%	157%	87%	297%	166%

*Achievements in these programs overlap with other programs such as 8.3, 12.1, 13.1, 14.1
Source: City of Novato Community Development Department

1.1 Housing Rehabilitation Program; 1.2 Capital Improvement Program; and 1.3 Neighborhood Land Use Compatibility

The City of Novato has actively worked to conserve housing affordable to very low to moderate income groups. The City continues to participate in the Marin County Housing Authority’s Housing Rehabilitation Program, which served 43 residents in 1999 and 48 residents in 2000. In addition, the City contributed over $5,000 to the Christmas in April Program both in 2000 and 2001; a total of nine homes were assisted. The City continues to carry out annual Capital Improvement Program review, often determining future CIP projects based on neighborhood comments and concerns. This program is also effective in addressing residents’ concerns of maintaining neighborhood character with in-fill projects.

The City of Novato has recently completed a comprehensive update of the Zoning Ordinance, which included an amendment regulating displacement of residential units. The removal and displacement of residential units has also been indirectly satisfied in the City’s Redevelopment areas by the Redevelopment requirement to replace removed residential units on a 1:1 ratio. In the City’s Zoning Ordinance update, incentives were included to encourage residential units within commercial zones, including the Downtown and Neighborhood Commercial districts, and other mixed-use strategies. In addition, the City discourages the conversion of properties from residential to non-residential uses.

House sharing programs match up senior citizens living in larger homes with vacant bedrooms with those seeking to share housing. This type of program has been successfully implemented in other communities and often enables senior citizens to stay in their own homes. As part of their homelessness prevention programs, the Novato Human Needs Center (NHNC) provides a “Shared Housing Program” funded by Redevelopment Agency housing set-aside funds. The Novato Human Needs Center’s “Housing Assistance Program” prevents homelessness in northern Marin by providing rental/deposit assistance and housing advocacy to individuals and families in need. In the first nine months of fiscal year 1999/2000, NHNC provided rental assistance to 203 households, of which 50 were funded by Redevelopment Agency funds. The remaining 153 households were assisted by private donor funds.

The Condominium Conversion Ordinance has yet to be amended to exempt limited equity residential cooperatives which provide long term affordability for the units by requiring relocation assistance when units are converted; first right of refusal of purchase of units by occupants; a minimum of 20 percent of the units be affordable to very-low to moderate income households; and implementation of resale controls. It should be noted that, to date, no conversions have been proposed.

5.1 Mobile Home Rent Stabilization and 5.2 Mobile Home Park Ownership Opportunities

There are 527 mobile homes located in two senior-only (55 years or older) mobile home parks in Novato. The City of Novato and the Novato Redevelopment Agency formed a joint powers agreement, the Novato Financing Authority (NFA) for acquisition and to hold title to the Marin Valley Mobile Country Club Park. The City of Novato took this action to ensure long-term rent stabilization for very-low, low and moderate income seniors. Pursuant to the acquisition documents of the Marin Valley Mobile Country Club Park acquisition project, the Novato Redevelopment Agency provided a $130,000 pledge of payment of debt service on the subordinate bonds. By this action, the City of Novato established a minimum of 80 units affordable in the very low, low, and moderate (20, 20, 40) income categories. Currently, there are over 200 mobile home owners in these categories within the Park.

State law (Government Code §65863.7 and §66427.4) regulates conversions of mobile home parks to other uses. In general, the law requires that the developer proposing the change in use of a mobile home park file a report on the impact of the proposed change. These provisions also apply when a closure of a mobile home park is the result of a decision by a local government entity or planning agency. This report must address the availability of adequate replacement housing in mobile home parks and the costs involved in relocating mobile homes to another park. A copy of the report must be provided to the residents of each mobile home park 15 days prior to a hearing, if any, on the impact report by the Planning Commission or the City Council.

The Planning Commission or City Council may require, as a condition of the change, that the developer take steps to mitigate any adverse impact of the conversion, closure, or cessation of use on the ability of displaced mobile home park residents to relocate by finding adequate housing in another mobile home park. For example, Redwood Mobile Home Park was approved for closure in 2001 where all 42 tenants are being provided relocation assistance under an agreement with the owner. Thus, a separate ordinance may no longer be needed as the City of Novato is seeking other means of ensuring long-term affordability, which must also be balanced with the intent of not losing affordable housing units.

In 1995, the Hamilton Reuse Plan was approved by the Hamilton Reuse Authority and the City Council. After approval of the Reuse Plan, the City entered into negotiations with the Navy regarding the purchase of the property. During this negotiation period, the City formed the Hamilton Redevelopment Area and the Reuse Plan was adopted as both the Redevelopment Plan and the Master Plan for the area. In 1999, the process of selection of a Master Developer was initiated through a Request for Qualifications and a subsequent Request for Proposal. A lengthy negotiation process lead to the selection of Novato Community Partners (NCP) as the Master Developer for the Hamilton Redevelopment Area. After their selection, the City also approved a Development Agreement, which included requirements for 648 affordable units, 60 transitional units and 100 senior (67 specifically deed restricted as moderate income affordable) condominiums.

The Hamilton Reuse Plan has allowed the City to greatly increase its number of affordable units and to better meet affordable housing need. During Fiscal Year 2000/2001, the City Council of the City of Novato approved Rafael Village Housing and Capehart/Hillside Housing. Approval of the Master Plan, Precise Development Plan, and Tentative Map for these sites paves the way for development of a total of 1,152 new residential units. Final Map and improvement plans are currently under review. Construction is scheduled to commence in April of 2002.

The Hamilton Field project involves the redevelopment of 648 exiting units in the Capehart/Hillside area, which will be a combination of townhomes and apartment housing affordable to very low, low, and moderate income levels. In addition, 60 transitional units in the Capehart/Hillside area will be developed by the Continuum of Housing and Services and EAH, two non-profit organizations. Rafael Village will comprise 444 units, of which 344 are market rate single-family homes, and 100 are a condominium complex for Seniors. Of those 100, 67 are affordable to moderate income seniors, and protected under a deed restriction.

8.1 Areas Available for Housing; 8.2 Mixed Use Developments; and 8.3 Land for Multiple-Family Housing

In April 2001, the City of Novato completed a comprehensive update of the Novato Zoning Ordinance and Zoning Map. The amended Zoning Code includes new Zoning Districts and development standards bringing the Zoning Ordinance and Map into conformance with the Novato General Plan. With regard to the above listed housing programs, the Zoning Code and Map were revised to include a Mixed Use zoning district and live/work standards. The Mixed Use zoning district is applied to areas surrounded by land currently developed with both commercial and residential land uses. Further, an increase in density/intensity is provided for developments that include housing. Typical land uses permitted include retail, office, and residential uses. The Mixed Use zoning district is consistent with the Mixed Use General Plan Land Use designation. Additionally, development standards specific to Mixed Use projects have been incorporated into the updated Zoning Code. The standards include provisions controlling the mix of uses, density, floor area ratio, and location of residential units.

The City has facilitated the development of multifamily units through the recent revision of its Zoning Ordinance, which included amendments to encourage mixed use. Amendments to conform with the General Plan land use designations of Mixed Use, Downtown and Neighborhood Commercial were also made. City staff is working with landowners in the downtown Novato area to identify and define mixed use opportunities in the downtown, and potential General Plan amendments are proposed to provide for mixed use on two commercial sites in the Downtown.

There are a number of lots in the City’s residential areas that have not been developed. This may be due in part to constraints imposed by City regulations. Eliminating or streamlining such constraints, while ensuring that in-fill housing meets comprehensive urban design standards, is necessary to ensure that in-fill housing is well-designed and enhances the existing neighborhood. Analysis of the Development Standards Ordinance indicates that it may contain requirements that prevent the construction of smaller units on a variety of lot sizes and shapes.

The streamlining of regulatory constraints to housing development has been accomplished in part by the most recent revision of the Zoning Ordinance. The City has received recognition for its streamlining program. In addition, development impact fees have been updated to be consistent with state law and community equity. The City of Novato is currently undertaking a nexus study to reevaluate the fees imposed on housing development as well as the possibility of imposing fees for housing on non-residential development.

10.1 Co-Housing, Cooperatives, and Similar Collaborative Housing Development; 10.2 Manufactured Housing; 10.3 Novato Housing Authority; 10.4 Affordable Housing Providers; 10.7 Limited Equity Cooperatives; and 10.8 Housing Demand Guidelines

There has been no interest by private or non-profit developers to build co-housing or cooperatives, manufactured housing, or limited equity cooperatives. The City of Novato would support these types of development if they were proposed.

A City Housing Authority was not established because a study determined that a separate housing authority was not needed. The existing Redevelopment Agency can coordinate and administer housing programs, including displacement issues. The City’s Housing and Services Commission has existed since the mid 1990's to review and advise the City Council on housing-related policy issues. The Marin County Housing Authority (MHA) assists in the administration of affordable housing programs under contract with several Marin County cities. MHA works closely with several cities in the implementation of housing programs, and it qualifies buyers and renters of affordable units. Ecumenical Association for Housing, Northbay Ecumenical Homes and other nonprofit groups also do these things.

In terms of establishing agreements with suitable organizations to administer affordable housing programs, the City works with the Marin County Housing Authority and other non-profit housing providers. In 2000, 531 City residents participated in rental housing programs, 131 residents participated in home ownership programs, and 540 residents were served by supportive housing resources, include housing for the mentally ill and those with AIDS. At the former Hamilton Air Force Base, the City has aided in the development of an 80-bed homeless facilities center.

Accessory dwelling units are considered as a form of affordable housing. While their affordability by established income categories (very-low, low, moderate and above moderate) is not automatically considered to be affordable, as with deed-restricted housing, surveys conducted on second units have them to be affordable to very low, low and moderate income households, and especially to smaller households. From 1983 to the present, 124 accessory dwelling units were approved and approximately 82 were actually constructed, which equates to between four and five new second units per year.

The Planning Division has no public reports (calls, letters, email, counter visits) concerning the topic of over-concentration of legally constructed accessory dwelling units within the community. Under the new Zoning Ordinance, to develop an accessory dwelling unit one must obtain a Conditional Use Permit by first demonstrating compliance with specific development standards, including but not limited to: (1) Unit size and height; (2) setbacks; (3) architectural design: and, (4) access and parking. Further, as a part of the City’s consideration to grant a Use Permit, the public is provided the opportunity to comment on the physical and operational characteristics of the proposed unit.

The Use Permit review process is intended to ensure that each accessory dwelling unit permitted both fits in with surrounding development/uses and includes adequate facilities (parking, usable yard area etc.) so as not to adversely impact the surrounding neighborhood. Program 10.5 included changes to be made to the zoning ordinance to facilitate the development of second units. Those revisions were made, and the City continues to encourage second units. The largest obstacles to second unit construction are lot size and neighborhood opposition. The City has also identified its current fee structure as a potential obstacle, and is considering reducing fees for second units.

Live/work units provide affordable housing, generate additional economic activity in the community, and improve the jobs/housing balance. Live/work project standards have been incorporated into the updated Novato Zoning Code to allow business owner(s) to occupy a residential unit in the same structure that contains the commercial activity or industry. Live/work projects are allowed in all commercial zoning districts, with exception of those properties designated Neighborhood Commercial in the Novato General Plan Land Use Map and zoned as Neighborhood Commercial (CN). In addition, in order to address employment-driven housing demand, the City has adopted an Urban Growth Boundary and may establish a commercial linkage fee. Downtown and Hamilton Field would be possible locations for this type of use.

As noted above, the City Council adopted on Affordable Housing Ordinance in February 1999. In June of 2001, the City initiated and adopted a revision to the Affordable Housing Fee Ordinance. The revision applies the in-lieu fee to all housing units. It originally applied to projects involving five (5) or more lots. As specified in City Council Resolution 97-01, periodic increases in the in-lieu housing fee are allowed to reflect inflationary cost adjustments consistent with the Consumer Price Index (CPI).

Although uniform performance criteria for affordable housing have not been established, the City did ensure that affordable units at the Hamilton Reuse Site would be indistinguishable in design from market rate units.

Consistent with Program 11.3 - Housing Funds, the City has utilized a number of financial assistance techniques and sources of funding to support housing. Monies are generated locally for housing through the Redevelopment Agency Housing set-aside fund (Fund Number 219), Affordable Housing Trust Fund (Fund Number 212), and Housing Opportunity Funds (Fund Number 211). The City has also supported tax credit applications for protects and participates in funding decisions for CDBG and HOME funds. The table below summarizes the funding available for and spent on housing in the Novato Planning Area for the last three fiscal years.

The Redevelopment Agency’s Low to Moderate Income Housing Fund increases by an average of $250,000 per year. This fund can be used in a variety of ways to leverage additional financing for affordable housing development. The Low to Moderate Income Housing Fund is separate from other Housing Funds, and must be used in accordance with state and federal laws for affordable housing.

An annual budget and work program is prepared by the Housing and Services Commission and approved by City Council to guide decisions on the use and sources for the housing funds listed in Program 11.3. For past programs, the Housing and Services Commission has recommended Northbay Ecumenical Housing’s “Community Assisted/Shared Appreciation” (CASA) Program to the City Council as the preferred program for investment by the Redevelopment Agency with housing set-aside funds.

More recently, the Council/RDA has approved funding priorities for the acquisition and redevelopment of Hamilton Army Airfield lands through the use of 100 percent housing set-aside fund for a total of 775 affordable homes, which are to be affordable in perpetuity.

From an overall standpoint, the updated Housing Element continues the City’s effective policies and programs for funding affordable housing by establishing a discrete section with an objective, policies and programs related to funding for affordable housing. The objective in the updated Housing Element is to: “Be aggressive and creative in finding ways to increase ongoing local funding resources and/or financial equivalent incentives for lower income and special needs housing.” The primary change is to provide more specific policy in the updated Housing Element to ensure that coordination occurs among projects seeking funding so that the most effective use is made of available funding in Novato. This new policy addresses processes related to funding decisions which are already in place.

Section 8 Rental Assistance Program is a federal rent subsidy program that is one of the main sources of federal housing assistance for lower income households. The program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit which is established by HUD and the household’s contribution towards the rent, which is calculated at 30 percent of the household’s adjusted gross monthly income. Section 8 includes programs for new construction, existing housing, and housing renovation. Local funds may be used to supplement federally-provided programs and projects.

The Affordable Housing Ordinance and the subsequent zoning code revision also created a density bonus program, in compliance with State law, that allows the City to grant an increase in density of up to 25 percent, consistent with State Density Bonus law. Additionally, the City’s General Plan and Zoning Ordinance provide increased floor area ration (FAR) incentives for Mixed Use, Neighborhood Commercial, and Downtown zoning districts where housing is included.

The concept of housing preferences was included in the Hamilton Reuse Plan and Development Agreement for the Capehart/Hillside area. The Hamilton Affordable Workforce Housing Resident Selection Plan includes criteria that set priorities for sale and rental of the deed-restricted affordable units. One-third (33 percent) of the project homes are first made available as follows: First priority is given to the employees of the City of Novato; second priority is given to employees of the Novato Fire Protection District, North Marin Water District, Novato Sanitary District, Novato Community Hospital, and Novato Unified School District; and third priority is given to employees of other public entities with jurisdictions in Marin County working in or providing services to the residents of the City of Novato. The Hamilton Reuse Site Workforce Housing in the Capehart/Hillside area is intended to provide housing for emergency personnel, in accordance with the Hamilton preferences list.

City codes are reviewed for the construction of smaller single-family dwellings, although a comprehensive study of obstacles and disincentives to construction of smaller dwellings has not been done due to lack of staff time and resources.

11.9 Monitor Conversion of Subsidized Units to Market Rate Units and 11.10 Conversion of Publicly Subsidized Housing

State housing law defines “At Risk” units those dwelling units which may lose their subsidy status. During the 1960's the federal government provided low-interest loans and rent subsidies through various programs administered by HUD and the Farmers Home Administration. In return, private developers/owners agreed to build or operate rental housing at below market rents. Under many of these programs the owners were given the option to terminate their participation prior to loan maturity or rental contract expiration dates. As owners exercise their options, these below market-rate units may be sold or converted to market rate units, thereby reducing the number of affordable housing units. The City conducted a study in 1993 (A Report on Housing Needs and Solutions, Connerly & Associates) to identify the number and characteristics of “At-Risk” households, as opposed to units. This study estimated that 1, 650 households “…may be in danger of facing economic displacement or, in the most extreme cases, becoming homeless.” The City continues to monitor conversion of subsidized units, working closely with the Marin Housing Authority.

11.11 Work Closely with Agencies Supplying Vital Public Services to Help Them Realize Affordable Housing Located in the City for Emergency after Hours and Standby Personnel

The City has made great progress in encouraging affordable housing by adopting the Affordable Housing Ordinance and working with a number of non-profit and public agencies in implementing housing programs, as described above.

In 1997, a Senior Housing Ordinance was developed and reviewed by the Housing and Services Commission, the Planning Commission and the City Council. The City Council directed staff to revise the ordinance to address concerns regarding density, affordability and licensing requirements. In April of 2001, the City of Novato adopted a new Zoning Ordinance. The Senior Housing Ordinance was therefore modified to specifically address “Residential Care Facilities for the Elderly” (RCFE). An RCFE Ordinance is now in place of the Senior Housing Ordinance. Some of the highlights of the RCFE ordinance include, design standards, fire and safety standards, and affordable unit requirements. With regard to affordability, RCFE projects of ten (10) or more units must set aside a minimum of 10 percent of the units for low and very-low income persons.

As stated in the Housing Element, the Marin County Public Guardian’s Office must place very frail and very low income seniors in other counties due to the lack of availability of affordable assisted living in Marin County. Thus, the lack of very low income beds in Marin has also resulted in high cost expenditures by Marin County Department of Health and Human Services for out of county placements. The Marin County Department of Health and Human Services has commended Novato as providing a model for all other jurisdictions in the county in implementing an RCFE Ordinance.

During Fiscal Year 2000/2001, the Novato City Council approved several projects with senior housing components. These projects include, Nova-Ro III, Hamilton Senior Affordable Apartments, and senior condos at Rafael Village (now Point Marin). The Nova-Ro III project includes construction of 40 very low and low income senior apartment units and a community building. Point Marin, which is part of the Hamilton Reuse area, includes construction of 100-senior condominiums, of which 67-units are deed restricted for persons with moderate incomes. The Hamilton Senior Affordable Apartments includes construction of 130- senior apartments affordable to persons with low to very-low incomes.

The City permits senior housing developments providing for various levels of care in the continuum of care concept (independent, assisted care, life care, nursing home care) for persons aged 55 and over in specific residential and commercial zoning districts with reduced parking, setback and other requirements. Entitlements for an 80-bed facility, the Terraces, were approved in 1999.

These programs will be carried out as part of the Hamilton Reuse Plan at Capehart, which includes 648 two, three and four-bedroom townhomes and apartments.

A residential facility that serves six or fewer persons shall be considered a residential use of property, and the residents and operators of the facility shall be considered a family. No conditional use permit or other zoning clearance shall be required that is not required of a family dwelling of the same type in the same zone. (Health and Safety Code §1566.3 and 1567.1). The establishment of group homes is a potentially controversial issue. Carrying out pre-submittal meetings with prospective applicants, and working with neighborhood groups and concerned citizens to ensure that adequate measures are instituted to assure that proposed group homes will be compatible with the surrounding neighborhood is essential.

16.1 Homelessness Prevention in Novato; and 16.2, Rental Deposit Guarantee and Revolving Loan Fund Programs

The Novato Human Needs Center’s “Housing Assistance Program” provides emergency rental assistance and short-term rent subsidies for the prevention of the homelessness in Novato, as well as the collaboration between this program and the Marin Housing Authority’s “Rebate for Renters Program” (for Novato residents only). In FY 2001/2002 the City contributed $105,000 to the Novato Human Needs Center for their homelessness prevention programs, which also includes an allocation of $10,000 to the “Rebate for Renters” program.

As part of their homelessness prevention programs, the Novato Human Needs Center (NHNC) provides a “Shared Housing Program” and “Housing Assistance Program” funded by City of Novato Redevelopment Agency housing set-aside funds. For the Fiscal Year 2000/2001 the Novato Redevelopment Agency provided $100,000, dispersed at $25,000 quarterly, to Novato Human Needs Center. These funds are used, in conjunction with private donations and grants, to provide rental/deposit assistance and housing advocacy to individuals and families in need in the City of Novato. In the first nine months of Fiscal Year 2000/2001 NHNC provided rental assistance to 204 households, representing 82 percent of the target of 250 households for Fiscal Year 2000/2001.

During the period of July 1, 2000 through March 30, 2001, the Marin Housing Authority served seven (7) Novato households through the “Rebate for Marin Renters Program.” These households have an average annual income of $11,500, thereby qualifying as very-low income households according to HUD income limits. The participants in this program are established Novato residents who need assistance to remain housed while making the transition to permanent affordable housing. Funding for this program is distributed from the City of Novato Redevelopment Agency to the Novato Human Needs Center, which then allots money to the Marin Housing Authority for implementation of the Rebate for Marin Renters Program.

New Beginnings Center, a permanent homeless shelter with 80 beds and job training/educational services, was completed in April 2000. As noted above, 60 transitional housing units will be provided in the Capehart/Hillside Housing area at Hamilton as an extension of the Continuum of Care.

17.1 Site Designation for Homeless (Hamilton Service Center) and Transitional Housing

In May 2001, the Novato City Council approved the Capehart/Hillside Housing Master Plan and Precise Development Plan. A total of 60 transitional housing units are to be developed per the approved Master Plan. These transitional units will serve a continuation of care for persons striving to reenter the workforce/community. The transitional units are to be dispersed throughout the Capehart/Hillside housing area to provide better integration into the neighborhood.

See attached “1990 Novato Housing Element — Evaluation of Existing Programs”

Program Title Ref. # and brief description	Quantified Objective where applicable	Achievements quantified if possible	Barriers to Implementation reasons why it was not implemented or was not able to meet its objectives	Recommendations for the Housing Element Update carry forward as is/carry forward with modifications (specify)/or delete
1.1 Housing Rehabilitation Program - Continue to participate in the Housing Rehabilitation Program, which provides low-interest loans for the rehabilitation of homes owned or occupied by very-low to moderate-income households. The City will improve citizen awareness of this rehabilitation loan program by: (a) making pamphlets on this program available at City Hall and at the public library; (b) contacting neighborhood groups in older residential areas with this information; and (c) continuing building code enforcement. The City may use funding sources such as CDBG funds and Redevelopment Tax Increment Set-Aside funds, and City-generated affordable housing funds to implement this program.	10 Very Low 10 Low 30 Moderate 0 Above Mod 50 Total	Implemented through Marin County Housing Authority Housing Rehabilitation Program (Marin Consolidated Plan allocated $30,000 in FY 2001). 48 very low to low income households assisted through 2000; Christmas in April Program assisted 9 low income households.	The City continues to support this effective program and continued level of funding, and publicity and effective outreach to eligible households would make it even more effective.	Continue program and identify publicity efforts and outreach (see Housing Element programs) to potentially eligible households in coordination with the Marin County Housing Authority.
1.2 Capital Improvement Program - Carry out annual Planning Commission and City Council review of the City's Capital Improvement Program (CIP) to determine what special priorities are needed for capital improvement projects required to maintain the community's residential neighborhoods.		The City continues to carry out Capital Improvement Program review based on neighborhood comments and concerns.	Continued level of funding of the CIP	Continue current City process
1.3 Neighborhood Land Use Compatibility- Identify potential problems from permitted land uses - overconcentration, design, operation, (lack of) maintenance, etc., and establish protections.		Potential incompatibilities between existing neighborhood land uses and potential, permitted uses are evaluated when in-fill projects are proposed.	The City has been effective in addressing residents’ concerns of maintaining neighborhood character through the establishment of updated standards and design guidelines, which are implemented through the City’s effective design review process.	Continue current City process
2.1 Regulate Displacement - Amend the Zoning Ordinance to regulate the removal or displacement of residential units.		The recent comprehensive Zoning Ordinance update included regulations controlling displacement of residential units. Redevelopment area requirement is to replace residential units on a 1:1 ratio.	The City has been effective in regulating displacement.	Continue policy and implement regulations contained in the Zoning Code
2.2 Residential Zoning - Retain existing residential zoning and discourage non-residential uses (other than those typically deemed compatible, such as churches and parks) in these zones, consider expanding areas designated for residential use, and consider zoning amendments to limit the size of housing units.		Comprehensive Zoning Ordinance update was adopted. The City discourages the conversion of housing to non-residential uses.	Evaluate land uses in the Northwest Quad neighborhood	Continue policy and include a program to evaluate land uses in the Northwest Quad neighborhood
3.1 Shared Housing Programs - Continue to participate in the Shared Housing Project.		Novato Human Needs Center (NHNC) provides a “Shared Housing Program” funded by Redevelopment Agency housing set-aside funds.	Continued level of funding	Continue program intent
4.1 Condominium Conversions - Consider revising the Condominium Conversion Ordinance to exempt limited equity residential cooperatives which provide long term affordability for the units by requiring relocation assistance when units are converted; first right of refusal of purchase of units by occupants; a minimum of 20 percent of the units be affordable to very-low to moderate income households; and implementation of resale controls.		To date, no conversions have been proposed. The Condominium Conversion Ordinance has yet to be amended to exempt limited equity residential cooperatives	Staffing resources have not provided necessary person-hours to implement this program.	There is a need to develop regulations for limited equity cooperatives if they can provide affordable housing opportunities. A specific schedule for program implementation has been included in the updated Housing Element.
5.1 Mobile Home Rent Stabilization - Revise as necessary the ordinance establishing a system of mobile home rent control.		This program has been implemented by the City, through the Novato Public Finance Authority (NPFA), which purchased Marin Valley Mobile Home Country Club to ensure long-term rent stabilization for low and very low income seniors.	Funding availability	Continue program intent
5.2 Mobile Home Park Ownership Opportunities - Investigate ways to facilitate mobile home park ownership opportunities.		Pursuant to the acquisition documents of the Marin Valley Mobile Home County Club, the NPFA provided funding to keep a minimum of 80 units affordable in the very-low (20 units), low (20 units), and moderate (40 units) income categories. Currently, there are about 190 owners in these categories.	Funding availability	Continue program intent
6.1 Mobile Home Conversion Ordinance - Consider adopting a Mobile Home Conversion Ordinance with guarantees to ensure that lower-income mobile home residents are provided with affordable housing. Investigate methods of tenant acquisition of mobile home parks.		The Planning Commission or City Council has required, as a condition of a change, that developers take steps to mitigate any adverse impact of the conversion, closure, or cessation of use, on displaced mobile home park residents being able to relocate and by finding adequate housing in another mobile home park. The Redwood Mobile Home Park was approved for closure in 2001 but all 42 tenants were provided relocation assistance under an agreement with the owner.	The City considered adopting a conversion ordinance, but found standard conditions of approval provide an effective means to reach the intent of the policy. A separate ordinance is no longer be needed since the alternative approach achieves the original objectives.	A separate ordinance may no longer be needed as the City of Novato is seeking other means of ensuring long-term affordability. Continue to apply City policy through applying standard conditions of approval related to mobile home conversion.
7.1 Hamilton Reuse - Implement the Hamilton Reuse Plan.		In 1995, the Hamilton Reuse Plan was approved by the Hamilton Reuse Authority and the City Council. The City formed the Hamilton Redevelopment Area and the Reuse Plan was adopted as both the Redevelopment Plan and the Master Plan for the area. Approval of the Master Plan, Precise Development Plan, and Tentative Map for these sites paves the way for development of a total of 1,152 new residential units.	Implementation of the Reuse Plan for Hamilton has been a significant commitment of City staff and funding resources. A continuation of these policies and implementation of programs will assure success of this development area.	Continue to implement the Reuse Plan for Hamilton
8.1 Areas Available for Housing - Provide sites for a range of housing types for all income groups by implementing the Land Use Designations Map and Land Use Designations in LU Table 3. (See also LU Objective 1 and subsequent policies and programs.)		In April 2001, the City of Novato completed a comprehensive update of the Novato Zoning Ordinance and Zoning Map. Amendments were made to conform with the General Plan land use designations of Mixed Use, Downtown and Neighborhood Commercial were also made.	FAR and other incentives are in place to promote in-fill housing. The program success is dependent on property owner decisions to develop or redevelop property	Continue to encourage property owners to implement regulations and evaluate housing opportunities in the Northwest Quad
8.2 Mixed Use Development - Amend the Zoning Ordinance to establish a Mixed Use Zoning District to encourage multi-family housing integrated with commercial, retail and office uses consistent with the Mixed Use General Plan land use designation. Among the items to be considered are Zoning Ordinance standards with regard to: adjustment of parking standards where several land uses share a common parking facility; flexible parking, setback, height, and lot coverage standards; permitting a maximum residential density compatible with developed densities of the contiguous neighborhood. Establish design guidelines for compatibility with the surrounding developed areas.	26 Very Low 30 Low 77 Moderate 555 Above Mod 688 Total	City’s Zoning Ordinance update, incentives were included to encourage residential units within commercial zones, including the Downtown and Neighborhood Commercial districts, and other mixed-use strategies. City staff is working with landowners in the downtown Novato area to identify and define mixed use opportunities in the downtown, and potential General Plan amendments are proposed to provide for mixed use on two commercial sites in the Downtown.	There is growing understanding and property owner/developer interest in developing or redeveloping properties using the new FAR and other incentives that are in place to promote mixed housing.	The FAR incentive when housing in provided in a mixed use project is significant and should be promoted by the City. The City has additional incentives for various land use districts to encourage more mixed-use housing development in Downtown and other appropriate locations, consistent with the General Plan (parking, regulations, and areas designated)
8.3 Land for Multiple-Family Housing - Amend the Zoning Ordinance and Map to conform with the General Plan land use designations of Mixed Use, Downtown and Neighborhood Commercial, as indicated in the Land Use Diagram and HO Table 17;	10 Very Low 15 Low 60 Moderate 0 Above Mod 85 Total	The City has facilitated the development of multifamily units through the recent revision of its Zoning Ordinance, which included amendments to encourage mixed use. (See discussion under “Available Land and Ability to Meet the ABAG Needs” in the Housing Element text.	Zoning amendments and incentives provide the regulatory guidance for multi-family housing, but the City understands the importance of property owner decisions to develop or redevelop property are individual and consider other factors	The City will evaluate opportunities to facilitate small-scale multifamily housing opportunities (duplexes, triplexes, fourplexes, etc.).
9.1 City Regulations - Remove undue or streamline regulatory constraints to housing development. Examine the Zoning, Subdivision, and Development Standards Ordinances to identify any regulations which unduly constrain the construction of housing. Continue to improve and streamline City procedures.		The streamlining of regulatory constraints to housing development has been accomplished in part by the most recent revision of the Zoning Ordinance. The City has received recognition for its streamlining program.	The City continually monitor its ordinances and development standards to assure they achieve their intended result. This is an ongoing process.	Continue program intent and monitor effectiveness over time. Specific changes to parking standards and other regulations are recommended in the Housing Element.
9.2 Development Fees - Review the City's fee structure to ensure equity and conformance to state law.		Development impact fees have been updated to be consistent with State law and community equity. The City of Novato is currently undertaking a nexus study to reevaluate the fees imposed on housing development as well as the possibility of imposing fees for housing on non-residential development.	Line item fees related to processing, inspections and installation services are limited by California law to the cost to the agencies of performing these services. A nexus must also be established between impact fees and the related impacts of development.	Continue program and monitor over time. Add programs to revise the City’s Inclusionary Ordinance, applicable in-lieu fees and jobs/housing linkage fee or equivalent for non-residential development.
10.1 Co-Housing, Cooperatives, and Similar Collaborative Housing Development - Encourage housing developments that are based on CoHousing and similar approaches that feature housing units clustered around a common area and shared kitchen, dining, laundry and day care facilities.		There has been no interest by private or non-profit developers to build co-housing or cooperatives, manufactured housing, or limited equity cooperatives. The City of Novato would support these types of development if they were proposed.	Developer interest has been the primary obstacle to implementation of this program.	Continue policy, conduct outreach and work with potential developers, and seek assistance through the County HAT.
10.2 Manufactured Housing - Continue to allow placement of manufactured housing units on permanent foundations in accordance with State Requirements.		See response to 10.1 above.	Developer interest has been the primary obstacle to implementation of this program.	Continue policy, conduct outreach and work with potential developers.
10.3 Novato Housing Authority - Consider establishing a City Housing Authority.		A City Housing Authority was not established because a study determined that a separate housing authority was not needed.	The existing Redevelopment Agency can coordinate and administer housing programs, including displacement issues. In addition, the City’s Housing and Services Commission has existed since the mid-1990's to review and advise the City Council on housing-related policy issues. The Marin County Housing Authority (MHA) also assists the City in the administration of affordable housing programs.	The City has been effective in implementing housing programs and no change is recommended. The City adopted a new Zoning Ordinance in April, 2001, which implements a number of the programs identified in the current Housing Element, including standards for second units, mixed use, development standards, live work, and affordable housing requirements for all development (Affordable Housing Ordinance).
10.4 Affordable Housing Providers - Consider establishing agreements with suitable organizations to administer affordable housing programs in the City.		The City continues to work with the NHNC, Marin County Housing Authority and other non-profit housing providers and has established agreements with suitable organizations to administer affordable housing programs,.	Many housing issues facing Novato are countywide in their scope and nature. Continued coordination with these other agencies in implementing, whenever possible, agreed-upon “best practices”, shared responsibilities and common regulations to efficiently and effectively respond to housing needs within a countywide framework.	Continue policy intent and provide policy support for a countywide HAT
10.5 Accessory Dwelling Unit Construction - Continue to allow the Accessory Dwelling Unit Ordinance to increase the number of these units constructed where feasible. Review and amend the ordinance to incorporate provisions relating to occupancy, parking requirements, etc. Prepare and distribute a brochure for the public on accessory units which describes requirements and discusses other issues of concern such as outdoor lighting and noise.	0 Very Low 0 Low 40 Moderate 10 Above Mod 50 Total	From 1983 to the present, 124 accessory dwelling units were approved and approximately 82 were actually constructed, which equates to between four and five new second units per year, and thus meeting the program target. Based on surveys in Marin County, second units are generally affordable to low and moderate income households.	Property owner interest. Although successful, the city believes the performance of this program can be approved through additional outreach. Accessory unit requirements will be adjusted to be consistent with AB 1866, which should encourage additional units.	Modify Accessory Dwelling Unit regulations to be consistent with new State law requirements as of June 2003 (AB 1866). Provide for outreach to homeowners.
10.6 Live/Work Ordinance - Prepare and adopt a Live/Work Ordinance that identifies locations in Novato suitable for live/work units. Include performance standards relating to noise, odor and type of uses permitted, and standards for parking, fencing and related performance standards.	0 Very Low 0 Low 5 Moderate 35 Above Mod 40 Total	Live/work project standards have been incorporated into the updated Novato Zoning Code to allow business owners to occupy a residential unit in the same structure that contains the commercial activity or industry. Downtown and Hamilton Field would be possible locations for this type of use.	Business owner and property owner interest	Continue implementing new regulations, conduct outreach and work with potential developers.
10.7 Limited Equity Cooperatives - Seek sponsors to utilize State funds to develop a limited equity cooperative (LEC). Specific City actions to achieve this objective include: assessing the viability and process of establishing an LEC; making such information available at the Community Development Department; seeking cooperation and support for this program with the Marin Housing Authority and non-profit housing organizations in the area such as the Ecumenical Association for Housing; and locating potential sites for a LEC.		See response to 10.1 above.	Developer interest	Continue policy, conduct outreach and work with potential developers
10.8 Housing Demand Guidelines - Prepare guidelines to explain City concerns and possible response to issues arising from employment-driven housing demand.		Some handouts explaining City programs are available at City Hall. Ongoing community education on housing needs has been done as part of Hamilton Reuse. Other material has not been prepared due to limited staffing resources.	Staffing resources	Continue program and identify publicity efforts and outreach activities, and seek assistance through the County HAT.
11.1 Affordable Housing Ordinance - Prepare and adopt an Affordable Housing Ordinance requiring developers to participate in meeting the City's need for below-market rate (BMR) housing. The objective of the ordinance will be production of between 5 and 15 percent BMR units in each new residential development project. The number of BMR units to be produced will be negotiated based on the following factors: (1) level of affordability (e.g., 5 percent of units might be required if they are available to very-low income households, or 15 percent if affordable to moderate income households), (2) size of project, (3) type and cost of market-rate units in the project, (3) value of incentives provided to the developer. Incentives can include but are not limited to: density bonuses meeting or exceeding the requirements of State law and density transfers among properties in single ownership. A option of contributing fees in lieu of producing affordable units will be offered to developers. An ordinance implementing this policy, titled an Affordable Housing Ordinance, would set out income guidelines, household unit size guidelines, and purchase price and/or rent levels as appropriate, as well as equitable means for developers to provide rental and ownership units. The units designated as affordable to very-low- to moderate-income households would be deed-restricted or controlled to ensure continued affordability of these units for a minimum period of thirty (30) years. The Ordinance would specify the proportion of affordable units required for each of the HUD income categories, and include criteria for design and dispersion.	126 Very Low 211 Low 509 Moderate 0 Above Mod 846 Total	The City Council adopted on Affordable Housing Ordinance in February 1999. In June of 2001, the City initiated and adopted a revision to the Affordable Housing Fee Ordinance. The revision applies the in-lieu fee to all housing units. It originally applied to projects involving five (5) or more lots. As specified in City Council Resolution 97-01, periodic increases in the in-lieu housing fee are allowed to reflect inflationary cost adjustments consistent with the Consumer Price Index (CPI).	The City has adopted a comprehensive Affordable Housing Ordinance. The effectiveness of regulations and incentives is not a certainty and must be monitored over time, with adjustments made accordingly.	Monitor ordinance effectiveness over time. Programs are included in the Housing Element to modify specific parts of the Affordable Housing Ordinance.
11.2 Performance Criteria for Affordable Housing - Establish performance criteria for affordable units to address issues such as: the exterior appearance of affordable units, dispersal of affordable units, size, and amenities.		No performance criteria for affordable housing has been established, although the City has helped facilitate the construction of a significant number of affordable housing units	Although uniform performance criteria for affordable housing have not been established, the City did ensure that affordable units at the Hamilton Reuse Site would be indistinguishable in design from market rate units.	Continue to apply design review and design criteria as identified in the Zoning Code. Consider establishing specific design principles for the “architectural look” and fit of housing in context to the community.
11.3 Housing Funds - The City will establish a five-year housing program and through the Housing and Services Commission consider the uses and sources for the housing funds listed below: Uses for Housing Funds include but are not limited to the following: ■ Land acquisition for affordable housing; ■ Capital improvements for affordable housing; ■ Rehabilitation loans; ■ Contribution to funds established for emergency and transitional housing; ■ Replacement of waived or reduced City fees for affordable projects; ■ Retaining the services of a part-time grant writer/housing coordinator; ■ Buy-downs on mortgages for purchasers of affordable units; ■ Subsidizing programs that provide housing units to compensate for affordable units lost through expiration of Section 8 agreements; ■ Subsidizing mortgage financing for affordable units; ■ Participation in the Marin County Housing Authority-sponsored programs; ■ Public/private and non-profit partnerships; ■ Other related implementation actions identified in this chapter. Funding Sources: ■ Redevelopment Housing Set-Aside funds; ■ Federally-sponsored Community Development Block Grant (CDBG) Funds; ■ State housing program funds; ■ Funds from affordable housing in-lieu fees paid to the City; and ■ Other grants and miscellaneous sources.		An annual budget and work program is prepared by Housing and Services Commission and approved by City Council to guide decisions on the use and sources for the housing funds listed in Program 11.3. Approximately $300,000 have been collected in “in-lieu” fees in addition to Redevelopment funds described under Program 11.8.	Program funding should target remaining very low income housing need.	Continue program. City housing fund priorities should target very low income housing.
11.4 Seeking Funding - Seek funding to develop affordable housing and encourage additional affordable housing units.		When appropriate the City has pursued grants, such as for the transitional housing at Hamilton.	Grant and/or loan applications, and other means of securing funding are dependent upon staffing resources and developer interest. The City will consider use of greater Novato Housing and Services as a means to assist in securing funding resources.	Modify current program to consider greater Novato Housing and Services Commission role in implementing this program.
11.5 Density Bonus - Amend the Zoning Ordinance to comply with the provisions of Government Code ¤ 65915. This state requirement allows residential projects that provide defined low and moderate income housing a density increase of 25 percent over that otherwise allowed.	10 Very Low 20 Low 0 Moderate 0 Above Mod 30 Total	The City adopted an Affordable Housing Ordinance in the City amended the Zoning Ordinance. The Affordable Housing Ordinance and the subsequent zoning code revision also created a density bonus program, in compliance with State law, that allows the City to grant an increase in density of up to 25%, consistent with State Density Bonus law. Additionally, the City’s General Plan and Zoning Ordinance provide increased floor area ration (FAR) incentives for Mixed Use, Neighborhood Commercial, and Downtown zoning districts where housing is included.	The City accomplished this goal and the focus will be on monitoring effectiveness and increasing developer interest.	Monitor effectiveness of the Affordable Housing Ordinance over time
11.6 Housing Preferences - Consider preparing an ordinance that establishes preferences for Novato residents, public employees, single-parent heads of households, and for those employed in Novato in renting or purchasing affordable housing units.		An ordinance was not adopted but the concept of housing preferences was implemented by City policy implementation in the Hamilton Reuse Plan and Development Agreement for the Capehart/Hillside area.	Although the City has not established a housing preferences ordinance, the concept of housing preferences was included in the Hamilton Reuse Plan and Development Agreement for the Capehart/Hillside area. Preferences criteria must be consistent with Fair Housing Laws.	Continue program intent and include an evaluation of preferences policy with Fair Housing Laws.
11.7 Construction of Smaller Single Family Dwellings - Review City codes and standards to identify any obstacles or disincentives to construction of smaller single-family dwellings.	0 Very Low 0 Low 5 Moderate 15 Above Mod 20 Total	City codes have been reviewed for the construction of smaller single-family dwellings.	A comprehensive study of obstacles and disincentives to construction of smaller dwellings has not been done due to lack of staff time and resources.	Identify other ways in which smaller units can be encouraged through the development review process, and seek assistance through the County HAT
11.8 Redevelopment Agency - Continue use of Redevelopment Agency powers to encourage the development of affordable housing by providing technical and financial assistance to reduce the cost of housing.	25 Very Low 35 Low 40 Moderate 0 Above Mod 100 Total	100% of the Redevelopment Agencies housing set-aside has funded 775 affordable homes in perpetuity in the Hamilton Reuse area. The City projects revenues of approximately $450,000 in each year of the current planning period. Future expenditures are planned for the Downtown Redevelopment Area. Projects that specifically address the needs of very low income households will be given priority. In addition, the City expects to continue annual funding of approximately $150,000 for emergency rental assistance and short-term rent subsidies administered by the NHNC.	The Agency operates effectively in achieving its goals. Continued level of funding and continued outreach to the community will continue to see significant accomplishments both at Hamilton and in the Downtown, especially for affordable housing.	Continue program intent
11.9 Monitor Conversion of Subsidized Units to Market Rate Units - Coordinate with Marin Housing Authority and monitor subsidized units that are scheduled to be converted to market rate units, and develop programs preventing the loss of these affordable units.		The City continues to monitor conversion of subsidized units, working closely with the Marin Housing Authority.	Continued effective monitoring of conversions.	Continue program intent
11.10 Conversion of Publicly Subsidized Housing - Prepare an ordinance requiring a one-year notice to residents, the City and the Marin Housing Authority of all proposed conversions of affordable housing units to market rents.		No units were converted and none are at risk of conversion to market rate development.	Continued effective monitoring of units at risk of conversion to market rate development.	Continue program intent
11.11 Coordinate with Emergency Services Agencies - Work closely with agencies supplying vital public services to help them realize affordable housing located in the City for emergency after hours and standby personnel.		The City has encouraged affordable housing by adopting the Affordable Housing Ordinance and working with a number of non-profit and public agencies in implementing programs	Effective outreach and coordination with other agencies	Continue program intent and expand outreach activities
12.1 Additional Housing for Seniors - Amend the Zoning Ordinance to permit senior housing developments providing for various levels of care in the continuum of care concept (independent, assisted care, life care, nursing home care) for persons aged 55 and over in specific residential and commercial zoning districts with reduced parking, setback and other requirements.	50 Very Low 50 Low 50 Moderate 100 Above Mod 250 Total	The Zoning Ordinance has been updated to provide incentives for affordable, senior housing. During Fiscal Year 2000/2001, the Novato City Council approved several projects with senior housing components. These projects include, Nova-Ro III, Hamilton Senior Affordable Apartments, and senior condos at Rafael Village (now Point Marin). The Nova-Ro III project includes construction of 40 very low and low income senior apartment units and a community building. Point Marin, which is part of the Hamilton Reuse area, includes construction of 100-senior condominiums, of which 67-units are deed restricted for persons with moderate incomes. The Hamilton Senior Affordable Apartments includes construction of 130- senior apartments affordable to persons with low to very-low incomes.	The Zoning Ordinance amendment was accomplished.	Continue the intent of this program and monitor senior housing production, especially for affordable housing.
13.1 Accessible Units for the Physically Disabled - Amend the Zoning Ordinance to ensure that new multi-family residential developments comprising 5 or more units are accessible or adaptable for disabled persons consistent with federal and state laws.	10 Very Low 15 Low 30 Moderate 0 Above Mod 55 Total	Novato allows a reduction in required on-site parking if it is to accommodate ADA accessibility facilities (ramps, etc.) and offers reduced parking standards for senior housing developments. Reduced parking for any development, including housing for the disabled, is allowed wherever reduced need can be demonstrated. Some of the highlights of the RCFE ordinance include, design standards, fire and safety standards, and affordable unit requirements. With regard to affordability, RCFE projects of ten or more units must set aside a minimum of 10% of the units for low and very-low income persons. The Terraces Senior Assisted Living provides 8 low income and 72 above moderate income units.	The Zoning Ordinance was updated and SB 510 requirements will be implemented by the City.	Continue program intent and implement SB510 requirements
14.1 Incentives for Large Families - Include incentives for the construction of affordable for sale and/or rental housing units with three or more bedrooms for large families with very-low- to moderate-incomes.	5 Very Low 15 Low 5 Moderate 0 Above Mod 25 Total	These programs will be carried out as part of the Hamilton Reuse Plan at Capehart, which includes 648 two, three and four-bedroom townhomes and apartments.	Land and construction costs to provide very low income units.	Continue program intent and modify the Affordable Housing Ordinance to allow for a sliding scale for inclusionary requirements with the option of providing fewer units but at very low income affordability levels.
14.2 Single Parent Priority - Provide priority for single parents in projects where the City or its assignees controls occupancy.		This program has not been implemented, although a significant number of affordable units are being created.	Land and construction costs to provide very low income units.	Continue program intent and modify the Affordable Housing Ordinance to allow for a sliding scale for inclusionary requirements with the option of providing fewer units but at very low income affordability levels.
15.1 Sites for Group Homes - Continue to comply with state and federal law by allowing group homes with special living requirements consistent with the City's land use regulations. The City will discourage an overconcentration of group homes in any one neighborhood. A residential facility that serves six or fewer persons shall be considered a residential use of property, and the residents and operators of the facility shall be considered a family. No conditional use permit or other zoning clearance shall be required that is not required of a family dwelling of the same type in the same zone. (Health and Safety Code Section 1566.3 and 1567.1).		The City does not restrict the siting of group homes nor require a minimum distance between group homes.	This program has been effective.	Continue program intent
15.2 Considerations in Permitting Group Homes - When use permits may be required for group homes, consider provisions addressing the following aspects of location and operations: proximity to other special housing, level of staffing and supervision relative to the needs of the residents, parking demand, noise generation and other concerns.		Group homes with 6 or fewer occupants are permitted by right in single family homes, and the City does not have any occupancy standards in the zoning code that apply specifically to unrelated adults. Group homes with over 6 persons are allowed in all residential districts with a Use Permit. The approval process for a Use Permit for a group home is the same as for any other residential development and requires public notice and approval by the zoning administrator or a public hearing and approval by the Planning Commission.	This program has been effective.	Continue program intent
16.1 Homelessness Prevention in Novato - Monitor the potential conversion of at-risk units and consider, as appropriate: refinancing projects financed with locally-issued mortgage revenue bond proceeds; financing buyouts by non-profits and other public entities through equity or gap financing; advancing purchase-option funds; carrying of second mortgages; interest writedowns; and/or issuing of tax exempt bonds for financing acquisitions.	60 Very Low 65 Low 0 Moderate 0 Above Mod 125 Total	The City of Novato utilizes the NHNC’s “Housing Assistance Program” addresses homelessness by providing rental/deposit assistance. In the first nine months of fiscal year 1999/2000, NHNC provided rental assistance to 203 very low and low income households, of which 50 were funded by Redevelopment Agency funds. The remaining 153 households were assisted by private donor funds.	Continued level of funding	Continue program intent
16.2 Rental Deposit Guarantee and Revolving Loan Fund Programs - Consider continued participation in Marin Housing Authority's Rental Deposit Guarantee Program to assist Novato residents by preventing and reducing homelessness.		The City of Novato continues to utilize the Novato Human Needs Center (NHNC) provides rental/deposit assistance funded by City of Novato Redevelopment Agency housing set-aside funds. For the Fiscal Year 2000/2001 the Novato Redevelopment Agency provided $100,000, dispersed at $25,000 quarterly, to the Novato Human Needs Center. During the period of July 1, 2000 through March 30, 2001, the Marin Housing Authority served seven (7) Novato households through the “Rebate for Marin Renters Program.” The City contributed $10,000 to the “Rebate for Renters” program.	Continued level of funding	Continue program intent
17.1 Site Designation for Homeless (Hamilton Service Center) and Transitional Housing - Implement the Hamilton Reuse Plan providing for homeless (Hamilton Service Center) and transitional housing facilities at Hamilton Field.	30 Very Low 0 Low 0 Moderate 0 Above Mod 30 Total	The New Beginnings Center, a permanent homeless shelter with 80 beds and job training/educational services, was completed in April 2000. The Novato City Council approved the Capehart/Hillside Housing Master Plan and Precise Development Plan. A total of 60 transitional housing units for very low income persons are to be developed at Meadow Park.	Successful implementation of new facilities.	Continue program intent
18.1 Equal Housing Opportunity - Facilitate fair and equal housing opportunity by designating the Community Development Director as the City's Equal Opportunity Coordinator with responsibility to investigate and deal appropriately with complaints. Information regarding equal housing opportunity laws shall be made available to the public. A pamphlet on equal housing opportunity shall be prepared and distributed to the public at City Hall.		Implemented on an ongoing basis by the City.	None	Continue program intent and assure consistency with Fair Housing Laws.
18.2 Non-Discrimination Clauses - Continue to provide non-discrimination clauses in rental agreements and deed restrictions for housing constructed with either City participation or with Development Disposition Agreements and Owner Participant Agreements when Redevelopment Agency participation occurs.		Implemented on an ongoing basis by the City.	None	Continue program intent and assure consistency with Fair Housing Laws.

The attached table lists potential housing sites in Novato. In calculating the additional units feasible in the attached table, a preliminary assessment of each property’s environmental conditions (slopes, vegetation, drainage etc), infrastructure and public services was conducted. Thus, under “ADDITIONAL UNITS” virtually all of the sites reflect some level of unit reduction below the maximum density permitted. An important function of this assessment is to demonstrate a reasonable unit yield in context with Novato’s ability to meet and actually exceed its fair share allocation of new housing stock, by income category, for the planning period. Below is the legend for the table.

h. Mixed Use (MU), 0.4 FAR for commercial and up to 0.8 FAR if housing is incorporated

j. Downtown Core (CD), up to 1.2 FAR for commercial and up to 2.0 FAR if housing is incorporated

The potential housing sites table identifies a number of sites, including the “combined” Downtown Core area, for the potential development of 249 units, which can be substantiated as follows: In addition to factoring in constraints, it is important to clarify that the unit count, 249 for the Downtown Core, is not based on a density range (units/acre), but rather a Floor Area Ratio (FAR). Thus, other than physical constraints such as parking, there is no prescribed restriction on the number of units achievable. Further, per Novato’s newly adopted Zoning Ordinance (April 2001), the City offers FAR increases as an incentive if housing is incorporated into a development in its Mixed Use (MU) and Downtown Core (CD) land use districts. Thus, these districts now provide for high density/multi family housing opportunities (see summary below).

Mixed Use (MU): Maximum FAR is 0.4 for commercial uses and up to 0.8 if housing is incorporated (double the development density and, on average, 35 units/acre)

Downtown Core (CD): Maximum FAR is 1.2 for commercial uses and up to 2.0 if housing is included (60 percent increase in the development density and, on average, 50 units/acre)

The potential housing sites table does not identify potential housing sites in the Neighborhood Commercial (CN) district, however, housing is now permitted through the updated Zoning Ordinance and FAR incentives (from 0.4 FAR to 0.6 FAR), which provide a 50 percent increase in development density.

Given the zoning changes described above, the example below depicts the housing redevelopment capacity of a fairly typical parcel within Novato’s Downtown Core (Note: Downtown Core provides a housing incentive from 1.2 FAR (for retail/commercial only) to 2.0 FAR if housing is incorporated above the ground floor).

Housing Capacity Analysis Using FAR (Floor Area Ratio): Example of a 7,500 Square Foot Parcel in the Downtown (2.0 FAR and 58 Units/Acre Result)

7,500 sq. ft. Parcel (0.17 acres) = 15,000 sq. ft of building area (7,500 x 2.0 FAR)

15 spaces (4,500/300 sq. ft. gross area per space; parking areas are exempt from FAR per the Zoning Code

PROJECT NAME	LOCATION/DESCRIPTION	AP #	ACREAGE	LAND USE	DENSITY/AC or [FAR]	UNIT TYPE	EXISTING UNITS	ADDITIONAL UNITS	TOTAL POTENTIAL UNITS
VACANT SITES

Jr. High School Site	San Marin Dr/San Andreas Dr	124-010-08	21.58	R4	7	SF	0	99	99
Bahia	Bahia Attached Single Family	143-151-06	6.83	R1	5	ASF	0	6	6
Bahia	Bahia Drive	143-272-07	8.72	CON/R1	5	MF	0	24	24
Laguna Vista Drive	Laguna Vista Drive	143-171-57	27.84	RVL	1	SF	0	13	13
Barrick	Fieldridge Drive	143-330-74	16.00	RVL	1	SF	0	16	16
Marion Avenue (Sproete)	Marion Avenue	141-130-32	10.50	R1	5	SF	0	8	8
Hobbs	Hillside Constraints	141-130-76	7.48	RVL	1	SF	0	4	4
Old water tank site	Hillside Constraints	140-251-02	0.80	R1	5	SF	0	1	1
North Marin Water District	Hillside Constraints/Trees	153-111-10	4.50	RVL	1	SF	0	3	3
Walker	Hillside Constraints/Trees	153-182-21	1.90	RVL	1	SF	0	1	1
Horst	Hillside Constraints/Trees	153-182-43	14.05	RVL	1	SF	0	11	11
Sunset Ridge	Hillside W of Sunset Pkwy	150-030-01 & 04	34.01	RVL	1	SF	0	9	9
San Pablo Site	San Pablo Ave-Hamilton	157-180-35	3.00	R5	9	SF	0	20	20
Hamilton Senior Housing Site	N Hamilton Parkway	157-860-03	1.50	R5	10	MF	0	25	25
Pacheco Ranch	Alameda Del Prado	160-020-44	17.22	R1	5	SF	0	43	43
Cherry Hill Townhomes/Apartments	727 Cherry Street	143-072-31	1.40	R5	10	MF	0	13	13
Sansone	810 Davidson Street	153-111-07	1.50	R1	5	SF	0	2	2
Virginia Oaks	1827 Virginia Avenue	141-142-03	1.00	R5	5	SF	0	5	5
Magnisi	Magnisi	153-022-28	0.09	R1	5	SF	0	1	1
Fiedel	Orange Ave	153-022-31	1.22	R5	10	SF	0	8	8
Fiedel	Orange Ave	153-053-13	1.46	R5	10	SF	0	2	2
Parker Property	1017 4th Street	141-253-09	0.17	R10	20	ASF	0	3	3
Subtotals								317	317
UNDERDEVELOPED SITES

Dinkelspiel	2349 Novato Boulevard	132-031-04	4.59	R1	5	SF	4	13	17
Waterford	2285 Novato Boulevard	132-031-06	5.00	R1	5	SF	1	8	9
Thorsson	2311 Novato Boulevard	132-031-07	1.29	R1	5	SF	1	1	2
Johnston	2373 Novato Boulevard	132-031-10	1.87	R1	5	SF	2	3	5
Marks	870 Sutro	132-031-11	2.69	R1	5	SF	1	6	7
Schafer	896 Sutro	132-031-12	2.23	R1	5	SF	1	4	5
Yee	1291 7th Street	141-120-03	4.20	RVL	1	SF	1	1	2
Raley	1205 7th Street	141-120-31	4.95	RVL	1	SF	1	2	3
Van den Toorn	501 Canyon Road	146-090-06	28.49	RVL	1	SF	4	10	14
Cox	652 McClay	146-090-08	19.59	RVL	1	SF	1	9	10
Wick	566 Davidson	153-182-07	4.82	RVL	1	SF	1	3	4
Hill	580 Davidson	153-182-08	5.00	RVL	1	SF	1	3	4
Richardson/Martinez	Deer Island Lane	153-190-29 & 04	6.52	RR	0.49	SF	1	2	3
Lang	827 DeLong	153-064-15	2.63	MU	[0.8]	MF	1	10	11
Ricco Property	1013 First Street	141-263-24	0.34	MU	[0.8]	MF	6	8	14
Squellati Property	1053 3rd Street	141-261-30	0.34	R10	20	ASF	1	4	5
Subtotals								87	115
REDEVELOPMENT/REUSE SITES

Pini Mill/Depot Site	730 Scott Court	153-057-01	0.48	CD	2.0	MF	0	25	25
Inn Marin	300 Entrada	160-161-21	4.83	MU	[0.8]	MF	0	67	67
Atherton Ranch Commercial	7533 Redwood Boulevard	125-300-09	9.67	MU	[0.8]	MF	0	28	28
Flynn/Van den Toorn	Redwood Boulevard by Lawgic	153-121-03	2.83	MU	[0.8]	MF	0	20	20
Downtown Novato Specific Plan Area	Downtown Novato	combined	combined	CD	[2.0]	MF	0	249	249
Subtotals								389	389
POTENTIAL REZONE SITES - VACANT

Novato Gateway Center	7530 Redwood Boulevard	143-011-05	4.09	CG (to MU)	[0.4 to 0.8]	MF	0	80	80
Bayside Community Church	1461 S. Novato Boulevard	151-022-09	3.93	R1 (to R20)	30	MF	0	60	60
Barragan Property	1901 Novato Boulevard	140-011-80	1.31	R1 (to R10)	20	MF	0	20	20
Subtotals								160	160
POTENTIAL REZONE SITES - REDEVELOPMENT/REUSE

Novato Gateway South	7506 Redwood Boulevard	143-011-01	3.86	CG (to MU)	[0.4 to 0.8]	MF	0	40	40
Dairymens Milling Co.	7546 Redwood Boulevard	143-011-06	3.15	CG (to MU)	[0.4 to 0.8]	MF		25	25
Mission Lodge	945 Front Street	141-303-03, 04, 06, 07	1.49	CG (to MU)	[0.4 to 0.8]	MF	0	16	16
Senior Access	1905 Novato Boulevard	140-011-66	1.00	R1 (to R10)	20	MF	0	5	5
Old Community Hospital	1625 Hill Road	140-341-14	7.37	BPO (to R10)	[0.4 to 0.6]	MF	0	80	80
Ruzick Property	1902 Novato Boulevard	141-062-36	1.09	R5 (to R10)	20	MF	1	14	15
Subtotals								180	181

Total New Units Vacant Sites	317
Total New Units Underdeveloped Sites	87
Total New Units Redevelopment/Reuse Sites	389
Potential Rezone Sites - Vacant	160
Potential Rezone Sites - Redev.	180

Total New Units	1,133

The tables which follow summarize the Revised Draft Housing Element implementing programs, including target year, responsible department or agency and quantified objectives for the maximum number of units to be conserved, rehabilitated or constructed during the 1999-2006 Housing Element planning period. The programs represent the City’s best effort in meeting the housing needs identified in this Housing Element.

Summary of Novato Housing Element Implementing Programs
HO Table C1
Number	Implementing Program Title	Target Year	Responsible Department or Agency	Very Low Income Units	Low Income Units	Moderate Income Units	Total Housing Units
1.A	Prepare Information and Conduct Community Outreach Activities on Housing Issues	2003	CD, HAT, HSC
1.B	Collaborate on Inter-Jurisdictional Strategic Action Plan for Housing	2002	CC, CM, CD
1.C	Undertake Coordinated Lobbying Efforts on State Legislation	Ongoing	CC, CM, CD
2.A	Require Non-discrimination Clauses	Ongoing	CD, CA
2.B	Respond to Complaints	Ongoing	CD, CA
2.C	Undertake Actions to Prevent Discrimination	Ongoing	CD; HAT
3.A	Prepare Multifamily Housing Design Criteria	2003	CD
3.B	Promote Solar Design	2004	CD
3.C	Establish “Green” Building Standards and Processes	2004	CD
4.A	Link Code Enforcement with Public Information Programs	Ongoing	CD
4.B	Implement Rehabilitation and Energy Loan Programs	Ongoing	CD; MHA; PG&E	10	10	0	20
4.C	Modify the City's Condominium Conversion Ordinance	2004	CD; CC
4.D	Inventory of Affordable Housing	2003	CD; HAT
4.E	Acquire Existing Affordable Rental Housing	Ongoing	CD; HAT	5	5	10	20
4.F	Support Volunteer Efforts	Ongoing	CD; HSC
4.G	Review Condominium Conversion Ordinance	2004	CD; CC
4.H	Identify Mobile Home Park Ownership Opportunities	2004	CD; HAT
4.I	Regulate Displacement of Residential Units	2004	CD; CC
4.J	Reduce Mobile Home Fees	2004	CD; CC
5.A	Complete Commercial/Housing Nexus Study	2003	CD
5.B	Adopt a Job/Housing Linkage Fee Program	2003	CD; CC
5.C	Identify Existing Employee Housing Opportunities	Ongoing	CD; CC
5.D	Promote Zoning for Live/Work Opportunities	2004	CD	0	0	6	6
5.E	Transit-Oriented Development Locations	Ongoing	CD
6.A	Implement Redevelopment Agency Housing Programs, Including the Hamilton Army Airfield Reuse Plan	Ongoing	CD; RA	235	540	354	1,129
6.B	Modify Multi-Family Zoning Standards	2003	CD; CC
6.C	Implement Actions to Address Remaining Very Low Income Housing Need	2004	CD; RA; CC	35	0	0	35
6.D	Evaluate Additional Residential and Non-Residential Sites for Multi-Family Housing	2004	CD; CC
6.E	Seek Increased Multi-Family Housing Opportunities	Ongoing	CD; CC	10	10	30	40
6.F	Evaluate Land Uses in all Neighborhoods, including the Northwest Quad	2003	CD
6.G	Apply CEQA Exemptions and Expedited Review	Ongoing	CD; CC
6.H	Encourage Co-Housing, Cooperatives, and Similar Collaborative Housing Development	Ongoing	CD	5	5	5	15
6.I	Create Homesharing and Tenant Matching Opportunities	Ongoing	CD; HSC	2	2	2	6
6.J	Zone and Provide Appropriate Standards for SRO Units and Efficiency Apartments	2004	CD; CC
6.K	Implement Transfer of Development Rights (TDR)	2004	CD
6.L	Develop School Property for Housing	2004	CD; CM; CC	5	5	5	15
6.M	Update Parking Standards	2004	CD; CC
7.A	Apply Mixed Use Development Standards and Incentives	Ongoing	CD	10	10	30	50
7.B	Potential Mixed Use Sites	Ongoing	CD; CC
8.A	Apply Density Bonus Zoning and Other Incentives	Ongoing	CD; CC
8.B	Conduct a Detailed Affordable Housing Sites Feasibility Study	2004	CD; HAT
8.C	Facilitate Development at Key Housing Opportunity Sites, including the Downtown Redevelopment Area	Ongoing	CD	10	10	30	50
8.D	Water and Sewer Fees	2004	CD; CC
9.A	Revise the City’s Inclusionary Ordinance	2003	CD; HSC; CC
9.B	Work with the Marin Housing Authority	2004	CD; RA; MHA
10.A	Modify Accessory Dwelling Unit Development Standards and Permit Process	2003	CD; CC; HSC	5	0	7	12
10.B	Establish an Amnesty Program for Un-Permitted Second Units	2004	CD; CC; HSC	2	2	4	8
11.A	Assure Good Neighborhood Relations Involving Emergency Shelters and Residential Care Facilities	Ongoing	CD
11.B	First Time Home Buyer Programs	Ongoing	CD; HAT	0	0	8	8
11.C	Government Employees Housing	Ongoing	CD; CC
12.A	Assist in the Effective Use of Available Rental Assistance Programs	Ongoing	CD; MHA	500	0	20	520
12.B	Maintain Programs to Address Homeless Needs	Ongoing	CD; CC
13.A	Maintain and Develop Local Sources of Funding for Affordable Housing	2003	CD; CM; CC
13.B	Seek Funding Resources	Ongoing	CD; CM; CC
13.C	Coordinate Funding Among Development Proposals	Ongoing	CD; CC; RA
13.D	Utilize Redevelopment Housing Funds	Ongoing	CC; RA
14.A	Conduct an Annual Housing Element Review	Annually	CD; HSC
14.B	Update the Housing Element Regularly	2006	CD; HSC; CC
14.C	Support Establishment of a Countywide Housing Assistance Team (HAT)	2003	CD; CM; CC
14.D	Conduct Staff Training	Ongoing	CD; HAT
14.E	Support Establishment of a Countywide Housing Data Clearinghouse	2003	CD; HAT
Total Units to be Conserved		2006		507	7	32	546
Total Units to be Rehabilitated		2006		10	10	0	20
Total Units Constructed		2006		317	582	471	1,360

HAT Marin County "Housing Assistance Team" (if created, funded, and implemented at a countywide level)

HO Table A2: Summary of Novato Area Housing Funds (FY 2001-02 through FY 2002-03)
	2000-2001	2001-2002	2002-2003
City Funds Expenditures
Redevelopment Agency Housing (Fund Number 219)	$265,958	$296,232	$435,396
_____Fund Balance - End of Fiscal Year	$495,508	$963,543	$955,455
Affordable Housing Trust fund (Fund Number 212)	$0	$0	$0
_____Fund Balance - End of Fiscal Year	$130,045	$476,032	$481,032
Housing Opportunity Funds (Fund Number 211)	$4,400	$173,400	$10,000
_____Fund Balance - End of Fiscal Year	$309,934	$192,748	$255,258
Total City Funds Spend on Housing	$270,358	$469,632	$445,396
_____Total Housing Funds Balance - End of Fiscal Year	$935,487	$1,632,323	$1,691,735

Marin County CDBG (Amount Allocated for Projects)
Novato Planning Area Funds Budgeted for Housing	$115,780	$98,707	$108,612
Portion of Countywide Housing Funds Budgeted for Projects Located in Novato	$203,074	$20,000	$30,000
Subtotal	$318,854	$118,707	$138,612

Marin County HOME Funds (Amount Allocated for Projects)
Funds Budgeted for Housing in Novato	$100,000	$240,000	$117,000
Total Funds Spent on Housing in Novato	$589,212	$588,339	$584,008
Source: City of Novato Community Development Department; Marin County Community Development Agency - CDBG